Mississippi (MS) Property Tax Calculator (2026)
Estimate property tax in Mississippi. Enter a home value and we apply Mississippi’s average effective property tax rate of about 0.79%. Actual bills vary by county and assessment — edit the rate for your area.
Example: with Home value 350,000 · Mississippi effective rate 0.79 → Annual property tax: $2,765.
Computed by the calculator below using its default values. Change any input to see your own numbers.
Mississippi tax snapshot
In Mississippi, the effective property-tax rate is about 0.79% — the 33rd-highest of the 50 states + DC, versus a national average near 1.03%. By the other measures, Mississippi property tax is about 0.79% (the 33rd-highest) and its sales-tax base is 7% (the 3rd-highest); mississippi levies a state income tax. For context, New Jersey has the highest effective property tax (2.23%) and Hawaii the lowest (0.27%); California has the highest statewide sales tax (7.25%) and Oregon has none (0%).
Compare across Mississippi: Paycheck · Property tax · Sales tax.
Monthly escrow estimate
🏠 Compare mortgage & refinance rates
Get quotesMississippi property tax
Mississippi’s average effective property tax rate is about 0.79% of a home’s value per year. Counties and municipalities set their own rates and assessments, so your actual bill can be higher or lower. Use your county assessor’s rate for precision — the figures here are statewide averages that change over time.
Property tax by state
How it’s calculated
Annual property tax = home value × effective property tax rate. The monthly figure divides that by 12. This page uses Mississippi’s statewide average effective rate by default — replace it with your county or city rate for a closer estimate.
Effective rates are statewide averages (statewide average) and vary widely by county and municipality. Check your local assessor for an exact figure. Estimate only.
Results update as you type and are estimates, not professional advice — verify important decisions with a qualified professional.
Property tax rates by county in Mississippi
Mississippi’s average effective property tax rate is about 0.79% of home value — #33 of 51 nationally. Across Mississippi’s 82 counties with Census data, effective rates run from 0.35% in Issaquena to 1.24% in Coahoma, and the median annual bill is about $860. Enter your own county’s rate below for a closer estimate.
| County | Effective rate | Median home value | Median annual tax |
|---|---|---|---|
| Highest-tax counties | |||
| Coahoma | 1.24% | $86,400 | $1,071 |
| Quitman | 1.15% | $68,600 | $792 |
| Humphreys | 1.10% | $88,800 | $980 |
| Leflore | 1.06% | $98,200 | $1,037 |
| Grenada | 1.01% | $123,400 | $1,247 |
| Noxubee | 1.01% | $85,200 | $861 |
| Jefferson | 1.00% | $81,400 | $816 |
| Lowest-tax counties | |||
| Tishomingo | 0.54% | $132,500 | $713 |
| Clarke | 0.50% | $114,300 | $570 |
| Amite | 0.48% | $89,800 | $435 |
| Smith | 0.46% | $114,000 | $521 |
| Choctaw | 0.45% | $104,500 | $472 |
| Tunica | 0.44% | $154,500 | $679 |
| Issaquena | 0.35% | $90,700 | $314 |
Source: U.S. Census Bureau, American Community Survey 2023 5-year estimates (median real-estate taxes ÷ median home value, by county). Pulled June 2026.
Worked example
A $350,000 home in Mississippi owes about $2,765 per year (about $230 per month) at the 0.79% average effective rate.
Common mistakes
- Using the state average instead of your county rate and assessment.
- Forgetting exemptions like homestead that lower the taxable value.
Frequently asked questions
What is the average property tax rate in Mississippi?
About 0.79% of home value statewide for 2026 — #33 of 51 nationally. County-level effective rates range from 0.35% (Issaquena) to 1.24% (Coahoma).
Which Mississippi county has the highest property taxes?
Coahoma has the highest effective rate (1.24%), with a median annual bill of $1,071 on a median home value of $86,400. The lowest is Issaquena at 0.35%.
Why is my bill different?
Assessments, exemptions (homestead, senior, veteran), and local levies vary by county, city, and school district. This page estimates from your home value and an average effective rate; your assessor’s statement is authoritative.